618 E Highland Blvd · San Angelo, TX 76903

$150,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 96 Days on market

Built 1959 8,668 sqft lot $141/sqft · 7% below area Est $162k · 7% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.8/30.0
• ARV discount +10.8/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this affordable 3 bedroom 2 bath home near Fort Concho Elementary. The metal roof and large back yard are two of the great perks of this home. You'll also love living across from the river in a quiet neighborhood. Designer kitchen cabinets will put a smile on your face! Interested? We thought so! Call today to schedule your showing.

Key facts

• Metal roof
• Large back yard
• Quiet neighborhood

Tags

• METAL ROOF
• LARGE BACK YARD
• ACROSS FROM THE RIVER
• QUIET NEIGHBORHOOD
• DESIGNER KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.8% in San Angelo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#199 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• San Angelo ISD (urban): math 27% / reading 33% proficiency, ranked #627 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ft Concho El (math 59% / reading 65%, grade B, #321 of 4,322 statewide, top 8%, 476 students, 46% FRL); Glenn Middle (math 25% / reading 29%, grade F, #1,177 of 1,662 statewide, top 72%, 1,258 students, 53% FRL); Central H S (math 22% / reading 43%, grade F, #1,029 of 1,632 statewide, top 64%, 3,065 students, 48% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising fast (+8.5%/yr); 229 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 233 units permitted in Tom Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tom Green County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $121k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (median comp): $161,830
• List price: $150,000
• Delta: -7.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 & 625 Powell St	0.18mi	3/2.0	1,060 (-0%)	2mo	$45,000	$42	89
82 Belaire Ave	0.58mi	3/4.0	1,116 (+5%)	2mo	$135,000	$121	55
84 Belaire Ave	0.59mi	3/1.0	1,114 (+5%)	11mo	$159,800	$143	51
110 Estella Dr	0.64mi	3/1.0	969 (-9%)	2mo	$94,900	$98	50
1506 Mayse St	0.71mi	3/2.0	1,117 (+5%)	12mo	$215,000	$192	49
66 E Ave G	0.50mi	2/2.0 (-1)	1,156 (+9%)	11mo	$70,000	$61	48
1209 S Bell St	0.74mi	2/1.0 (-1)	1,040 (-2%)	7mo	$129,900	$125	47
118 Logan St	0.72mi	3/2.0	1,172 (+10%)	5mo	$187,000	$160	45
219 Bird St	0.48mi	2/1.0 (-1)	968 (-9%)	11mo	$43,500	$45	44
101 Logan St	0.70mi	2/1.0 (-1)	1,120 (+5%)	8mo	$249,000	$222	43
130 E Riverside Ave	0.74mi	3/1.5	1,164 (+9%)	10mo	$164,900	$142	39
105 W Riverside Ave	0.64mi	2/1.0 (-1)	1,198 (+13%)	2mo	$150,000	$125	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $332
• Equity at exit: $22,365

10-year hold

• IRR: 14.2%
• Equity multiple: 2.39×
• Total profit: $58,172
• Equity at exit: $12,969

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76903

• Rents YoY: 8.5%
• Active inventory: 229
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$787
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $261

Break-even live

Break-even rent $1,192

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $346	-5% $304	+0% $261	+5% $219	+10% $176
Rent	-10% $141	-5% $201	+0% $261	+5% $321	+10% $381
Rate	-1.0pp $337	-0.5pp $299	base $261	+0.5pp $222	+1.0pp $183

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1173 Benedict Dr San Angelo, TX	1.0–4.0	1.0–2.0	868	$1,660	$1.91	23d	10	0.45mi
302 Allen St San Angelo, TX	2.0	1.0	780	$950	$1.22	23d	1	0.58mi
302 Allen St #18 San Angelo, TX	2.0	1.0	780	$2,000	$2.56	23d	1	0.59mi
1320 Orient St San Angelo, TX	3.0	2.0	1298	$1,595	$1.23	23d	1	0.65mi
1569 Clayton St San Angelo, TX	3.0	2.0	1372	$1,850	$1.35	46d	1	0.68mi
209 West Avenue C Unit A San Angelo, TX	2.0	2.0	1100	$1,400	$1.27	45d	1	0.83mi
1527 Fulton St San Angelo, TX	2.0	1.0	750	$950	$1.27	23d	1	1.00mi
15 N Bell St San Angelo, TX	3.0	1.0	1288	$1,850	$1.44	23d	1	1.08mi
1222 S Abe St Unit CK-03 San Angelo, TX	2.0	1.5	1007	$1,425	$1.42	45d	1	1.09mi
1222 S Abe St Unit CK-02 San Angelo, TX	2.0	1.5	837	$1,200	$1.43	45d	1	1.09mi
1208 Clairmont St San Angelo, TX	3.0	1.5	1068	$1,250	$1.17	23d	1	1.10mi
304 Greer St San Angelo, TX	2.0	1.0	1020	$1,250	$1.23	45d	1	1.11mi
212 Koberlin St San Angelo, TX	2.0	2.0	925	$945	$1.02	45d	1	1.16mi
822 Stonewall Dr San Angelo, TX	4.0	2.0	1478	$1,750	$1.18	46d	1	1.23mi
850 Paint Rock Rd San Angelo, TX	1.0–2.0	1.0	770	$1,450	$1.88	23d	6	1.31mi
66 West Avenue U Unit G San Angelo, TX	2.0	2.0	1156	$1,900	$1.64	45d	1	1.40mi

Listing history 28 events

1. 2026-06-22
   days on market $150,000 Active 96 DOM
2. 2026-06-19
   days on market $150,000 Active 94 DOM
3. 2026-06-18
   days on market $150,000 Active 93 DOM
4. 2026-06-17
   days on market $150,000 Active 92 DOM
5. 2026-06-16
   days on market $150,000 Active 91 DOM
6. 2026-06-15
   days on market $150,000 Active 90 DOM
7. 2026-06-14
   days on market $150,000 Active 88 DOM
8. 2026-06-13
   days on market $150,000 Active 87 DOM
9. 2026-06-10
   days on market $150,000 Active 85 DOM
10. 2026-06-09
    days on market $150,000 Active 84 DOM
11. 2026-06-08
    days on market $150,000 Active 83 DOM
12. 2026-06-07
    days on market $150,000 Active 82 DOM
13. 2026-06-02
    days on market $150,000 Active 77 DOM
14. 2026-06-01
    days on market $150,000 Active 76 DOM
15. 2026-05-31
    days on market $150,000 Active 75 DOM
16. 2026-05-30
    days on market $150,000 Active 74 DOM
17. 2026-03-30
    price $150,000 357-char remark

    Show marketing remark (357 chars)

    Come take a look at this affordable 3 bedroom 2 bath home near Fort Concho Elementary. The metal roof and large back yard are two of the great perks of this home. You'll also love living across from the river in a quiet neighborhood. Designer kitchen cabinets will put a smile on your face! Interested? We thought so! Call today to schedule your showing.

18. 2026-03-09
    listed $155,000 Active 357-char remark

    Show marketing remark (357 chars)

    Come take a look at this affordable 3 bedroom 2 bath home near Fort Concho Elementary. The metal roof and large back yard are two of the great perks of this home. You'll also love living across from the river in a quiet neighborhood. Designer kitchen cabinets will put a smile on your face! Interested? We thought so! Call today to schedule your showing.

19. 2023-04-03
    soldstatus
20. 2023-04-03
    soldstatus
21. 2023-03-31
    soldstatus Closed 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this affordable 3 bedroom 2 bath home near Fort Concho Elementary. The metal roof and large back yard are two of the great perks of this home. You'll also love living across from the river in a quiet neighborhood. The designer kitchen cabinets will put a smile on your face, too! Interested? We thought so! Recently installed HVAC unit. Call today to schedule your showing or call for a brochure with more information.

22. 2023-03-13
    status Pending 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this affordable 3 bedroom 2 bath home near Fort Concho Elementary. The metal roof and large back yard are two of the great perks of this home. You'll also love living across from the river in a quiet neighborhood. The designer kitchen cabinets will put a smile on your face, too! Interested? We thought so! Recently installed HVAC unit. Call today to schedule your showing or call for a brochure with more information.

23. 2023-02-28
    price $129,900 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this affordable 3 bedroom 2 bath home near Fort Concho Elementary. The metal roof and large back yard are two of the great perks of this home. You'll also love living across from the river in a quiet neighborhood. The designer kitchen cabinets will put a smile on your face, too! Interested? We thought so! Recently installed HVAC unit. Call today to schedule your showing or call for a brochure with more information.

24. 2023-02-22
    price $139,900 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this affordable 3 bedroom 2 bath home near Fort Concho Elementary. The metal roof and large back yard are two of the great perks of this home. You'll also love living across from the river in a quiet neighborhood. The designer kitchen cabinets will put a smile on your face, too! Interested? We thought so! Recently installed HVAC unit. Call today to schedule your showing or call for a brochure with more information.

25. 2023-02-14
    listed $145,000 Active 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this affordable 3 bedroom 2 bath home near Fort Concho Elementary. The metal roof and large back yard are two of the great perks of this home. You'll also love living across from the river in a quiet neighborhood. The designer kitchen cabinets will put a smile on your face, too! Interested? We thought so! Recently installed HVAC unit. Call today to schedule your showing or call for a brochure with more information.

26. 2020-07-06
    soldstatus $121,250
27. 2020-07-02
    soldstatus
28. 2020-05-30
    listed $95,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,108 · $92/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,637/yr (+$136/mo · 147.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,267
• − Mortgage interest: −$8,402
• − Property taxes: −$1,108
• − Insurance: −$750
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$4,364
• Taxable income: $720
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,960/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Angelo ISD
• NCES district ID: 4838700
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $43,501
• Composite: 25.56/100
• National rank: #7427
• State rank: #627 of 826 in TX

Livability — San Angelo

• Score: 73/100
• State rank: #199
• US rank: #5030

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Angelo, TX
• County: Tom Green County · 113,188 people
• City population: 81,357
• Metro: San Angelo, TX
• Population (ZIP): 29,947
• Household income: $49,498
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1255.0

Population outlook (Tom Green County) Hauer SSP2

• Today (2025): 135,110 people
• By 2030: 144,090 · +6.6%
• By 2040: 162,561 · +20.3%
• By 2050: 182,158 · +34.8%
• By 2075: 232,274 · +71.9%
• By 2100: 268,218 · +98.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 56% White 36% Two or more races 26% Black 5%
• Hispanic origin (detail): Mexican 49% Puerto Rican 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 66% English-only · Spanish 33%

Political lean MEDSL · Tom Green

• 2024 margin: Solid R (+48.0) · D 25.5% · R 73.5% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -41.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+44.4 2016: R+47.9 2012: R+47.9 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.90%
• Current HPI: 217.0406
• Rent YoY: ▲ 8.46%
• Metro: San Angelo, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+57.9% since first listed

12 events — show timeline

• 2026-03-30 Price Changed $150,000 SAAR TX
• 2026-03-09 Listed $155,000 SAAR TX
• 2023-04-03 Sold (Public Records) — Public Records
• 2023-04-03 Sold (Public Records) — Public Records
• 2023-03-31 Sold (MLS) — SAAR TX
• 2023-03-13 Pending — SAAR TX
• 2023-02-28 Price Changed $129,900 SAAR TX
• 2023-02-22 Price Changed $139,900 SAAR TX
• 2023-02-14 Listed $145,000 SAAR TX
• 2020-07-06 Sold (Public Records) $121,250 Public Records
• 2020-07-02 Sold (MLS) — SAAR TX
• 2020-05-30 Listed $95,000 SAAR TX

Property tax history

+5.8%/yr

Latest (2025): $1,108 · +20.3% YoY. Source: county tax records.